Negligent forest management, drug addicts, or illegals? 

The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

Now that I am losing confidence in B2R, I am also concerned about the property management service that they are offering. 

I am newly married and have a hefty mortgage myself, but I manage to save a decent amount of money realistically 10-15k a year I have been working as a construction worker as long as I have been working I am a mason by trade and even though moneys tight I know I will be a successful investor even in the current market.

I'm curious to hear how other property managers and landlords are navigating this.Here in College Station, TX, I don't accept Section 8 applicants.

Not only do we find the housing market to be a little more manageable, but a lot of people travel there year round. 

Sell the properties.You mentioned having difficulty managing the properties as is.

@Robert Spiegel Great question, and it’s always a balancing act when dealing with long-term tenants who’ve been fantastic overall.Based on my experience managing over 1,200 rental homes in North Texas, including areas like Dallas, Fort Worth, Plano, and Frisco, here’s how I would approach this:Cleaning Charge: While $540 may feel steep, it can vary depending on the size of the property and local market rates.

These homes were built in 2016/17 and I've managed/maintained them myself.

It would be far better for you to join NARPM - National Association of Residential Property Managers SE Virginia Chapter and join as an affiliate.